That way only one of you makes certain decisions, that fall within their scope of agreement.

Further, NPN pricing is not falling, it is rising.

For some reason, they will be great for 1-2 years and then something unknown happens and they start to fall apart.

(ex: that tree is on your property but dead and could fall on your neighbors house.)

5)Most legal advice ive heard has said that if i do one property per year i will not fall under dodds frank guidelines.

Fairfax, falls church, etc...

I would show the owner & broker a sample letter that states something like "...the resident needs to be aware of the fresh water and sewer line "issue" connecting the chiller and boiler and that recent repairs were done by unlicensed contractors, without city permits or approvals and, as a concerned citizen, I could not in good conscience stay silent about such a grave risk to the tenants health...." 

I have a wholesale deal about to fall apart.

Alternative plan:-Teach them how to Buy & Hold-Teach them how to Flip & Sell-Teach them how to run an organized business-Teach them how to find the right people for their businessIn the meanwhile they will have something to fall back on when it's retirement time.Please give me an opinion.

Since you are going to be flipping the house, the added SF should be seen as a bonus and their the tax burden will fall on the new owner.